Josh Frazier - Sun Sand Sold

Directions Website Contact the business

Josh Frazier - Sun Sand Sold Your neighbor first, agent second. 9 years in Belize, helping people understand what they're really getting into. Visit sun-sand-sold.com for current listings.
(1)

Casa De Silva just dropped to $1.1M. That's a $200,000 reduction on a 2022 custom-built home with 3,338 sq ft, four bedr...
16/06/2026

Casa De Silva just dropped to $1.1M. That's a $200,000 reduction on a 2022 custom-built home with 3,338 sq ft, four bedrooms, five bathrooms, a private pool, and ocean views from the rooftop. If you've been watching this one, now is the time to look again.

🏠 Built in 2022, designed as a full-time residence from the ground up
🪨 Turquoise granite countertops throughout -- sourced specifically for this property, not found anywhere else on the island
🍳 Viking gas range with two full-size refrigerators on the main level, plus a dedicated rooftop fridge and ice machine
🌊 Rooftop entertaining deck with Caribbean views
🏊 Private pool with professional landscaping on a gated 4,950 sq ft lot
🔌 Generator backup, whole-house water filtration, two tankless water heaters, and Starlink-ready
🚗 Covered garage, additional storage bodega, no HOA fees
📍 4.2 miles north of the bridge -- 5 to 8 minutes to town by golf cart, close to Secret Beach

Property taxes run BZ$240 per year (approximately US$120). No monthly dues, no community restrictions.

Full details and photos here: https://sun-sand-sold.com/belize-listings/casa-de-silva

Boat access only. That's the whole context for this property. No road, no drive-by traffic, no neighbors close enough to...
12/06/2026

Boat access only. That's the whole context for this property. No road, no drive-by traffic, no neighbors close enough to matter. Just 186 feet of west-side beachfront, nearly an acre of lot, and a 944-square-foot covered wood deck where the sun goes down directly in front of you every single evening. The listing itself says this isn't a rental investment play — and it's right. Casa Kline is for the buyer who has been looking at Belize long enough to know what they actually want, and has decided it's this: somewhere that genuinely removes you from everything, where mornings are quiet by default and access is controlled by the fact that you need a boat to get there. The boat conveys with the sale, so that part is handled. The house was completed in 2024. Three bedrooms, three and a half bathrooms, 1,664 square feet with granite counters, concrete floors, and full appliances. Generator and Smart internet on site, so remote doesn't mean disconnected. The deck is where you'll live — nearly a thousand square feet of covered outdoor space, designed for exactly the kind of long, unscheduled days this property makes possible.

🏠 3 BD / 3.5 BA / 1,664 sq ft / completed 2024 / fully furnished
🌊 186 feet of direct beachfront / west side of the island
🪵 944 sq ft covered wood deck — west-facing over the water
🏊 Private pool / dock + pier access
⛵ Boat included with the sale
📐 36,995 sq ft lot — nearly an acre
⚡ Generator on site / Smart internet
🚤 Boat access only — no road access
💰 $775,000 | No HOA | Property tax $151.88 USD/year
📍 2 miles north of Secret Beach

https://sun-sand-sold.com/belize-listings/casa-kline

At 2,197 square feet, the Oasis Del Caribe penthouse is genuinely large for a beachfront condo on Ambergris Caye. Most u...
08/06/2026

At 2,197 square feet, the Oasis Del Caribe penthouse is genuinely large for a beachfront condo on Ambergris Caye. Most units at this address are considerably smaller. This one has three bedrooms, three full bathrooms, and then a private upstairs loft on top of that — set up as an office, a lounge, or additional sleeping quarters for two. That loft changes how the property functions. It's the difference between a condo that works for two people and one that comfortably handles a rotating cast of guests without anyone stepping on each other. The building does what Oasis Del Caribe is known for. Beachfront access to Boca Del Rio Beach, a pool and hot tub, a rooftop deck, an on-site pier and palapa, 24/7 security, and concierge services. The property is already active on Airbnb and VRBO, averaging around $687 per night at 65% occupancy, managed by Haley Costa. The management is in place and the platforms are live — a buyer steps into an operation, not a setup process.

🏠 3 BD / 3 BA / 2,197 sq ft + private upstairs loft
🌊 Top floor / panoramic Caribbean Sea and Barrier Reef views
🛋️ Private loft — office, lounge, or sleeps 2 additional guests
🍳 Full kitchen / granite counters / dishwasher / in-unit washer/dryer
🏊 Pool + hot tub / rooftop deck / on-site pier and palapa
🏖️ Direct beachfront access — Boca Del Rio Beach
🔒 24/7 security / concierge services / garage/covered parking
🏨 Active on Airbnb + VRBO / managed by Haley Costa / ~$687/night at 65% occupancy
💰 $850,000 | HOA $375/month
📍 Boca Del Rio — walkable to restaurants, dive shops, pier

https://sun-sand-sold.com/belize-listings/penthouse-at-the-oasis-oasis-del-caribe

The veranda on B203 faces west, which means sunset over the lagoon every evening. Sliding glass doors connect from each ...
06/06/2026

The veranda on B203 faces west, which means sunset over the lagoon every evening. Sliding glass doors connect from each bedroom and the living area, so the line between inside and outside is pretty much wherever you decide to draw it. That's not an accident — this unit was designed to live on that veranda. Inside, 1,600 square feet with two proper bedrooms, a master suite with a walk-in closet and ensuite bath, a flex room that works as an office or a third sleeping space, local hardwood cabinetry in the kitchen, and a full laundry room. It's already generating around $1,400 a month in rental income at 80% occupancy through BelizeIt Vacation Rentals, and the listing is honest that some cosmetic refreshing would move those numbers. New finishes and updated soft goods at this price point go a long way. Mara Laguna sits 0.2 miles north of the bridge — five minutes by golf cart to anything in town, far enough that you don't hear it from the veranda.

🛏️ 2 BD + flex room / 2 BA / 1,600 sq ft
🌅 West-facing veranda — lagoon and sunset views / sliding doors from each room
👗 Master suite with walk-in closet + ensuite bath
🪵 Local hardwood cabinetry throughout kitchen
❄️ Central A/C + 2 wall units + ceiling fans in every room
🧺 Full laundry room with washer/dryer
🏊 Resort-style pool / dock access / 24/7 gated security
🏨 Managed by BelizeIt Vacation Rentals — ~$1,400/month at 80% occupancy
💰 $269,000 | HOA $337/month | Insurance $142/month
📍 0.2 miles north of the bridge

https://sun-sand-sold.com/belize-listings/mara-laguna-b203

What makes Tres Cocos #505 work as an ownership situation is the HOA. At $550 a month, it covers property taxes and ins...
04/06/2026

What makes Tres Cocos #505 work as an ownership situation is the HOA. At $550 a month, it covers property taxes and insurance — the carrying costs most buyers budget for separately are already folded in. That simplifies the math considerably, especially if you're not on the island full time. The unit itself is the top floor of a beachfront building — nobody above you, five separate verandas wrapping the whole thing so you can catch Caribbean sunrise on one side and track the light around as the day moves. The interior is 1,000 square feet with the verandas bringing the total to 1,400. Two bedrooms, two bathrooms, a granite kitchen with a dishwasher, and exposed wood beam ceilings that make the space feel like it was built with intention rather than just finished. There's a proper full-size laundry room — not a stacked unit — and a walk-in closet in the master. The things that usually get value-engineered out of beachfront condos held up here.

🏠 2 BD / 2 BA / 1,000 sq ft interior / 1,400 sq ft incl verandas / Penthouse — top floor
🌊 Direct beachfront / 5 separate verandas — east + west exposure
🪵 Exposed wood beam ceilings throughout
🍳 Full kitchen / granite counters / dishwasher
🧺 Full laundry room — full-size washer/dryer
👗 Walk-in closet in master
🏊 Shared pool + rooftop deck access
🚗 Private parking/garage + storage
⚡ Generator on site / 5G internet / 24/7 gated security
🏨 On-site management — rental ready
💰 $495,000 | HOA $550/month (covers property taxes + insurance)
📍 ½ mile north of bridge / 10 min to San Pedro

https://sun-sand-sold.com/belize-listings/tres-cocos-505

Three separate 300-square-foot casitas, each fully independent, connected by wooden pathways through over 20 species of ...
02/06/2026

Three separate 300-square-foot casitas, each fully independent, connected by wooden pathways through over 20 species of mature landscaping — a botanical garden property with a central plunge pool and solar-powered feature lighting that comes on after dark.

🏡 3 casitas — 1 BD / 1 BA each / 300 sq ft each / fully furnished
🪵 Santa Maria hardwood flooring throughout
🍳 Individual kitchenettes — stove/cooktop + refrigerator in each
🚿 Outdoor shower for each casita
🏊 Central plunge pool + wooden deck pathways
🌿 20+ species of flora and fauna / botanical garden setting
🌙 Solar-powered night lighting throughout the property
☀️ Two independent 6kw solar systems
💧 Rain catchment water supply for all units
♻️ Composting toilets + grey water capture
📶 Smart internet — secured contract / Backup generator on site
🏚️ Storage bodega / Gated + fenced / Dedicated parking
📐 120' x 75' lot — room to add a fourth unit
💰 $419,000 | Owner financing available | No HOA | ~$150/year taxes
📍 4.5 miles northwest / Grand Belizean Estates / 2.7 miles from Secret Beach

This property was built as an eco-resort from the ground up — the off-grid systems aren't a retrofit. Each casita functions independently, so you can live in one and rent the others, run all three as vacation units, or expand since the lot has room for a fourth unit. Not currently in any rental program, which means you set the terms.

https://sun-sand-sold.com/belize-listings/egret-way

Five miles north of San Pedro on 1.4 acres. Three commercial spaces, two residential units, a concrete shell, and a ship...
28/05/2026

Five miles north of San Pedro on 1.4 acres. Three commercial spaces, two residential units, a concrete shell, and a shipping container — all on the same property, all at different stages of ready. The residential breakdown:

🏠 Main house — 2 BD / 2 BA / 1,850 sq ft / fully remodeled / new kitchen + windows / furnished
🏡 Apartment — 1 BD / 1 BA / 500 sq ft / separate entrance
🏗️ 900 sq ft concrete shell — structure complete, interior ready for build-out
📦 40-ft insulated shipping container — AC + plumbing installed / office or storage
💵 Local deli — currently leased, currently generating income
🍽️ Restaurant and bar space — built, ready to operate
🛍️ Retail storefront — built, ready to operate
📐 200' x 300' / 1.4 acres / 5 miles north / near Secret Beach
💰 $835,000 | Property tax $350/year | Insurance $3,000/year | No seller financing

The commercial breakdown: The deli is already running. The restaurant and storefront are built out and waiting for someone to activate them. An on-site caretaker is in place and available to stay on.

https://sun-sand-sold.com/belize-listings/mata-grande-compound

White Sands Cove L1 is 550 square feet inside, but the screened 10x20 porch is the reason this unit lives bigger than th...
27/05/2026

White Sands Cove L1 is 550 square feet inside, but the screened 10x20 porch is the reason this unit lives bigger than the number says.

That porch is private, garden-facing, covered, screened, and has ceiling fans — which means it is actually usable day to day. Morning coffee without bugs. Dinner outside while something’s on the stove. A hammock in the afternoon. It does not count in the official square footage, but it changes how the whole condo works.

Inside, the unit is furnished with tile floors throughout, working A/C, and a fully equipped kitchen. The rental program through Floreo — the on-site property management company — handles bookings, guests, and maintenance, so you are not trying to coordinate everything from home.

🛏️ 1 BD / 1 BA / 550 sq ft + 10x20 screened porch

🌿 Private garden-facing setting

🏊 Pool + dock and pier access

🔒 Gated community / 24/7 security

🏨 Floreo on-site management — bookings, guests, maintenance handled

💵 $120–$220/night / strong high season occupancy

🍽️ On-site restaurant and bar

💰 $190,000 | HOA $500/month | Property tax $24.61/year

📍 2.5 miles north / 10 min to San Pedro / 25 min to Secret Beach

https://sun-sand-sold.com/belize-listings/white-sands-cove-l1

$200,000 for a furnished beachfront condo with a pool, an on-site restaurant and bar, a spa, 24/7 security, and a shuttl...
26/05/2026

$200,000 for a furnished beachfront condo with a pool, an on-site restaurant and bar, a spa, 24/7 security, and a shuttle that runs to San Pedro. The rental program through Sapphire Beach Rentals handles bookings, guests, and maintenance. You show up when you want to.

🛏️ 1 BD / 1 BA / 750 sq ft
🌊 Direct beachfront access / sea views
🍳 Full kitchen — granite counters, stove/oven, microwave, refrigerator
❄️ Air conditioning throughout / tile floors / fully furnished
🏊 Shared pool + private beach access exclusive to residents
🍽️ On-site restaurant and bar
💆 On-site spa services
🔒 24/7 gated security
🚐 Regular shuttle service to San Pedro Town
🏨 Rental managed by Sapphire Beach Rentals — bookings, maintenance, guest services handled
💰 $200,000 | HOA $450/month | Property tax $350/year

Ten miles north is where the beach actually opens up — fewer seawalls, more shoreline, the quieter pace that people imagine when they think about owning on this island. Close enough to town when you need it, far enough that you don't feel it when you don't.

https://sun-sand-sold.com/belize-listings/sapphire-beach-18b

The Alexa-controlled under-cabinet lighting is the kind of detail that tells you how this renovation was approached. Eve...
25/05/2026

The Alexa-controlled under-cabinet lighting is the kind of detail that tells you how this renovation was approached. Every part of this house got attention — quartz countertops, new backsplash, all new appliances, luxury vinyl plank floors throughout, fully rebuilt bathrooms with new tile, new vanities, new fixtures. You're not stepping into someone else's half-finished project.

🏠 4 BD / 3 BA / 1,600 sq ft / 1 mile south of San Pedro
🌊 Canal front / 50' x 110' lot / boat, kayak, and paddleboard access
🏊 Brand new pool + thatch-roof veranda
🍳 New kitchen — quartz counters, Alexa lighting, all new appliances
🛁 Fully renovated bathrooms throughout
🪵 Luxury vinyl plank floors / Remote-controlled blinds
☀️ Solar backup system + 5 new A/C units
🏚️ Two storage bodegas on site
💲 $545,000
💳 Seller financing: 50% down / 8% interest / 3-year balloon

The main floor runs 3 bedrooms and 2 bathrooms in an open layout. The second floor adds a separate bedroom and bathroom — good for guests, a dedicated workspace, or just having a part of the house that doesn't overlap with everything else. A mile south of San Pedro puts you close to town without being in the middle of it.

https://sun-sand-sold.com/belize-listings/san-pablo-canal-home

Address

San Pedro

Website

Alerts

Be the first to know and let us send you an email when Josh Frazier - Sun Sand Sold posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Business

Send a message to Josh Frazier - Sun Sand Sold:

Shortcuts

Share

Category